Feb. 16, 2025—Prologue:
I read a fluorescent green flyer Sunday morning that was seeking signatures on an online petition; which I ignored.
The flyer disparaged the Halls Road Overlay District (HROD) and, of course, had no author or organization. It was anonymous; and began “BEWARE!” and then went on saying something about “A WOLF IN SHEEP’s CLOTHING!!” that may have been on the “tip of an iceberg.”
Then, Anonymous speciously claimed that the proposal included “dense housing” — i.e., “eighty bedrooms per acre;” which was false; but has unfortunately also appeared in other similar attacks.
Anonymous continued with a recommended list of websites to visit and “scroll through for pertinent information;” and that may have been “the straw that broke the camel’s back.” Further, the Halls Road Improvements Committee (HRIC) noted last week in LymeLine that “there have been a wave of posts on social media and elsewhere making claims that misrepresent the actual content of the HROD proposal and distort its possible impact on our community. The true facts will not support these assertions, nor the emotional appeals based on horrifying and totally false claims.”
Nonetheless, that flyer and a few Letters to the Editor, comments, and essays in LymeLine inspired me to devote this “View” to the proposed HROD.
I present the project’s key milestones in roughly chronological order in this “View — and rather than a detailed play-by-play on the activities of the HRIC team since its inception (see HRIC section below); I consider their vision, which is detailed in “The Master Plan.”
Note that this essay reflects my observations, opinions, and interpretation of available HRIC documents and materials.
Halls Rd. is a unique thoroughfare within the “friendly confines” of Old Lyme. Located amongst four Interstate 95 entrances and exits and zoned commercial-only, it is Old Lyme’s principal retail and commercial district and has a 1950s and 60s strip mall look, with deep set-backs and large parking lots lining the roadway.
Within the past few decades, Halls Rd. assumed the appearance and function of an interstate service area. Traffic is dense and moves at a very fast pace from traffic light to traffic light on this “Halls Road Raceway.” There are no sidewalks or safe crosswalks. Bicycling is dangerous.
The Halls Road Improvements Committee (HRIC):
In 2015, Old Lyme’s Board of Selectmen (BOS) appointed a committee to address some developing community concerns regarding Halls Rd. The BOS’ charge became complex and has required interaction with several Connecticut agencies and cooperation with many Town commissions and departments.
HRIC Milestones:
- In collaboration with the Yale Urban Design Workshop, the HRIC conducted an objective evaluation of the existing conditions on Halls Rd. Several public meetings were held at which the community was encouraged to voice their concerns and wishes; and it was determined that residents wanted the Town’s commercial area to look more like Old Lyme — and specifically, have the “look and feel” of Lyme Street.
- Working with the New England-based BSC Group for their expertise in civil and environmental engineering and strategic planning for communities like Old Lyme, the HRIC initiated development of a long-range plan for Halls Rd.
- “A formal ‘Master Plan’ is an important tool in seeking grants for work on Halls Rd., for encouraging investment, and for setting budgets” and “broad goals designed to insure the future of Old Lyme’s main shopping district.”
- AI Engineers of Middletown, CT developed design and engineering materials for the new “Bow Bridge.” Designs were presented at workshops and residents voted their preference.
- Advance CT conducted an economic development study via surveys and workshops in 2020 on behalf of Old Lyme’s Economic Development Commission, and found that, “Over 80 percent of respondents supported additional development in the Halls Rd. area.”
- Developed Halls Rd. Overlay District (HROD) Design Guidelines for new construction or updates to current properties. (also see below)
- On June 17, 2024, provided a status update to the Old Lyme Board of Selectmen.
- On January 10, 2025, the Planning Commission voted unanimously that the proposed zoning overlay was consistent with Old Lyme’s Plan of Conservation and Development, which was adopted in February, 2021
Approvals:
- Any work along a state motorway requires a DOT “encroachment permit.” In practice, such permits are usually sought in connection with applications for relevant grants administered by DOT.
- Septic and groundwater approvals are regulated by Ledge Light Health District.
The ‘Halls Road Master Plan’ Vision:
Create a walkable, bike-able, mixed-use town center along Halls Rd. — one that is an attractive place to live, work, browse, meet, and do business. The envisioned changes include:
- Roadway and sidewalk improvements, including pedestrian lighting, to create safe pedestrian and bike routes along Halls Rd. from Lyme Street to Rte. 156 and the Baldwin Bridge — connecting Halls Rd. to the Arts, Historic and municipal center(s) on Lyme St.
- Improvements to existing public green space that could include trails, a riverside park, and new town green.
- A new “Bow Bridge” — reminiscent of Childe Hassam’s 1908 impressionist landscape, “Bridge at Old Lyme,” which features the original bridge, spanning the Lieutenant River at the old bridge abutment, connecting to trails through the green space. Note that this pedestrian- and biker-friendly bridge was consistently the single, most popular element suggested in town-wide surveys conducted at the beginning of the planning process.
- Further, CT DEEP owns a triangle of property on the east bank of the Lieutenant River and is prepared to deed this property to the Town; but has requested that a fishing pier and 8 parking spots be included in the project. Note that Project design work for the bridge and trails was fully-funded with grants that covered concept design, surveys, permitting, and construction documents.
- The Harbor Management Commission has requested that a floating dock be added to the pier.
- Residential alternatives for seniors considering a “downsize,” who might otherwise have limited options for remaining in Old Lyme — and/or young people looking to move into the community.
These include small apartments above businesses with first floor retail; but could possibly include town houses. — but that is not a “given.”
- New commercial buildings in the HROD must include mixed use with retail/offices on the first floor and residential on the second.
- Current property owners can choose to stay put without modification; but if they want to take advantage of the HROD, must include mixed use.
The Jargon:
A mixed-use neighborhood includes both housing and commercial/retail spaces; and often provides housing options and services accessible to all income levels.
It is not uncommon to find pharmacies, restaurants and cafes, delis, dry cleaners, and grocery and hardware stores within walking distance.
Waxing poetic, mixed use neighborhoods offer a lifestyle option for those who do not have a desire to live in the suburbs or in places that are dedicated to residential uses only.
The vibrant nature of mixed use neighborhoods derives from the fact that these areas are more active for more hours of the day, rather than just a few hours in the morning and a few in the evening.
Design Guidelines:
New guidelines and supportive “Village District” zoning are designed to attract retail and residential investment that will serve the needs of Old Lyme and create a ‘look and feel’ on Halls Rd. that is in keeping with the rest of the town; but still require conformance with current zoning and established architectural standards.
The HROD includes a Design Review Committee as a first step for developers to ensure that the scale and design of any proposed construction is consistent with the aesthetics and character of Old Lyme prior to going before the Zoning Commission for project approval.
Author’s Thoughts:
I was impressed with the depth and detail included in project documents supporting this thoughtful and well-planned initiative.
This is a worthy project and the end result will be important. Nevertheless, I discovered in my research that the discourse on HROD was surprisingly mean-spirited; and I wondered where that attitude was coming from.
I used “the friendly confines,” phrase above to describe Old Lyme; Chicago Cubs fans will recognize that it was coined by Hall of Fame shortstop Ernie Banks as the nickname for Wrigley Field—”Win or lose, it’s always a good afternoon at the Friendly Confines.”
Editor’s Note: This is the opinion of Thomas D. Gotowka.
About the Author: Tom Gotowka is a resident of Old Lyme, whose entire adult career has been in healthcare. He will sit on the Navy side at the Army/Navy football game. He always sit on the crimson side at any Harvard/Yale contest. He enjoys reading historic speeches and considers himself a scholar of the period from FDR through JFK. A child of AM Radio, he probably knows the lyrics of every rock and roll or folk song published since 1960. He hopes these experiences give readers a sense of what he believes “qualify” him to write this column.
Sources— HROD:
BSC Group. “Halls Road Master Plan for the Town of Old Lyme, CT.” June, 2021
HRIC. “Frequently Asked Questions.”
HRIC. “Halls Road Overlay Zone.: Perceptions and Realities.”
HRIC. “HROD Design Guidelines.“
HRIC. “Project Status Update from Halls Road Improvement Committee.” LymeLine.06/22/2024
Todd, J&R. “Op-Ed: Reject HROD— Don’t Compromise Old Lyme’s Identity: “Thoughtful, Transparent Planning” Needed.” LymeLine. 02/05/2025
Margules, H. “Op-Ed: Support HROD—Inevitable Halls Rd. Will Change, Optional Overlay Positions Old Lyme to Better Manage Its Future: Other Choice is Leave it to Chance.” LymeLine. 02/08/2025.
HRIC. “Statement from Old Lyme’s Halls Road Improvement Committee: “Setting the Record Straight on the Halls Road Overlay District (HROD).”LymeLine. 02/14/2025.
No matter how you peel the onion by their own admission the HROD website from 11/18/24 states, “no more than 40 dwelling units per acre” Explain how that resembles Lyme Street??
Also, the HROD lawyer Bill Sweeney admitted at the last hearing the “200’ x 100’ 20,000sf footprint buildings, 60,000sf in a 3 story building PLUS 3 story parking garage(s) are necessary to attract developers” Make no mistake the developers will build to the maximum allowed by the zoning regulations in force………if it’s HROD there’s no turning back………as seen in all our surrounding towns with marginal results..
The zoning commission could suggest the HROD proposal be withdrawn. Then place a moratorium on permitting any large projects until the ongoing 2 year $125,000 zoning regulation review/rewrite is completed allowing ALL resident questionnaires and working groups to be considered.
HROD density is out of scale and that along with the aforementioned IS “the tip of the iceberg”.
If Congress passed a law saying “The maximum speed of travel on any road shall be governed by the speed limit posted there, but in no case shall it exceed 100 mph,” you would know that the 100 mph was some kind of far upper limit you’d probably never see in real life. You’d know that the operative part of that sentence was “governed by the speed limit posted there,” because you’re familiar with speed limits and know what “posted” means.
The one sentence in the HROD regulations that opponents like Mr. Danenhower keep referring to is of exactly the same form as the one above about speed limits. Here it is:
“5.15.6.3 (a)…The HROD dimensional requirements shall determine the number of dwelling units that can be placed on one Lot, provided that no more than 40 dwelling units shall be built per one acre of land.”
Opponents of HROD pretend this sentence means there will be 40 units on every acre. That’s exactly the same logic as saying that the speed limit example above would mean the speed limit on every road in the nation would be 100 mph. It’s totally false, and a misreading of the regulations.
When a person familiar with zoning reads the HROD regulation above, they know they must look into the “dimensional requirements” (and all related requirements) to determine the number of units that can be built on any lot. If they want to find the maximum density anywhere, they should probably look at the largest lot. If they want to know how many units can be built in the whole District, they have to do a separate calculation for each and every lot that could use HROD.
You have to do real work to figure out the actual limit. When you do that work, you find the maximum at full development over the whole District is 400-450 units (of 960 SF or 800 SF, respectively), but only IF we had sewers and there were no environmental concerns or other limits of any kind. With those added constraints (which can only be calculated accurately with detailed plans and expensive surveys), the real maximum may be closer to half that: 200-225 units.
Mr. Danenhower has been an appointed Alternate on the Zoning Commission for some time. That means he has a higher obligation than the rest of us to be able to read zoning regulations and interpret them accurately. Why is he not doing that?
Then limit the HROD to 200-225 and remove the parking garages. Simple.
The proposed regulation is in black and white.
Of course the smaller lots would not support 40 dwellings per acre as is, but combining frontage and smaller lots could………
Between the O.L. Marketplace and the Hideaway center, (roughly 60+% of the total Halls Road area) would/could be developed TO THE MAX, i.e. 40 dwellings/acre.
Other sites such as the Webster bank, Hangry Goose area might be tighter fitting but a developer with a high end lawyer will work the regulations to their advantage, never mind the “guard rails” you think might stop them.
HRIC should consider withdrawing the application and rolling their proposal into the 2 year ongoing visit/rewrite of all the towns Zoning regulations which is costing the TAXPAYERS $125,000. Why keep them separate? If HROD is such a good idea they should welcome the opportunity, though its been 12+ years ignoring the original mission of HRIC; sidewalks, lighting, greenery and signage. What’s the hurry?
The Zoning commission should consider a moratorium on large scale applications for Halls Road, (so no truck stops can sneak under the wire), and support/supply input for the residents’ questionnaire results and working groups in the year 2 rewrite. and finalized regulations for the entire town.
My “higher obligation” is to question the town I grew up in getting potentially “sold down the river”
In response to Mr. Gotowka. As a very non-anonymous poster on the Community Forum, who has been continually told that I am spreading lies and misinformation, I will quote myself from a recent post.
HRIC is a broken record, constantly quoting and requoting itself.
People should read, listen and think for themselves.
I have continuosly posted links to the audio of the last meeting and the HROD itself. The audio is even more important than the HROD. Listen to the first half and hear the words of the Committee and their lawyer. That is the real truth.
My parody of the Florence Griswold as a CVS is no more of a reality than the drawings from the proposal.
I think this is worth reposting:
As always, I councel a real read of the actual document, the HROD itself, and a listen to the audio from the last meeting. Pep talks and pretty pictures can’t beat the real real thing. Links below.
Is this how you think of YOUR town? (as described in the 2022 Halls Road Survey?)
“a unique, experiential destination (allowing for cultural exploration and activity-based entertainment) with increased foot traffic to support local businesses is key to the long-term success of Halls Road.”
or
An opportunity for a “branding campaign promoting the arts and culture tradition of Old Lyme, and its New England charm”
Because they do!
https://drive.google.com/…/1mj4mMiFogDJ…/view…
https://ct-oldlyme.civicplus.com/…/HROD-Proposal…
Most sincerely,
Before any approval let’s see a full architectural plan certified by Town/State engineers with maintenance specs …
Then full town vote on design and $cost and yearly maintenance costs included and addition or subtraction to mill rate.
Let’s not have another East Lyme rte 156 or Waterford rte 1!!
I think it’s a fine plan until I get to the “mixed use” part. If you add significant numbers of new residents to Old Lyme, it is inevitable that the infrastructure to accommodate services of all sorts will have to increase as well. These would include sewage and utilities, parking, more shops and filling stations to fill their needs, etc. I agree that the current arrangement is not ideal but I would rather have that than more residential development along Halls Road. I am afraid you are opening the floodgates to further development.
I resent your implication that the residents of Old Lyme who are opposed to the HRIC plan are sneaking around cloaked in anonymity making false accusations. There are many people in this town who are opposed to this plan and I am sure they will be happy to let you know why. If your purpose was to win people over to your point of view, you failed right out of the gate with those remarks.
Our demographics won’t support this over zellis endeavor. More people means more schools, more roads and when you think you’ve seen it all. In vision condos where the OL Country Club sits. What will the taxes be for this escapade?